West Thamesmead · Greenwich · Erith and Thamesmead constituency · 51.49489, 0.08263

SE28 0PL— West Thamesmead, Greenwich

Location and area intelligence for SE28 0PL, West Thamesmead, Greenwich

The practical family move

 

Schools 80%Safety 77/100Transport 47/100Yield 4.41%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
53
Safety
77
Schools
76
Transport
47
Environment
64
Investment
67

The bottom line

SE28 0PL offers exceptional schools (80% Good/Outstanding) and low crime at £435,000 median — a strong choice for Families.

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Location

SE28 0PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income+4.3% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE28 0PL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How SE28 0PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Heronsgate Primary School

Outstanding · Inspected Dec 2022 · 1 min walk

KS2: 107.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 17 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

4 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.2 incidents per 1,000 residents

Better than 60% of London
↑ Rising 209.7%

-31% vs borough

Crime by type

Violence & sexual offences35%
Other22%
Anti-social behaviour19%
Vehicle crime9%
Drug offences7%
Burglary5%
Theft2%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.0km

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)61
New build100.0%
Avg flat£435,000
Price per m²£6,808/m²
Price per ft²£632/ft²
Avg floor area63.9 m²

EPC breakdown

B
71%

Based on 71 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Stamp duty

Standard buyer£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.9×

Price-to-income

£2,176/mo

Est. mortgage

High

Market activity

35d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£159,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2025
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+4.4%

Total change

+4%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 61 sales

Property Type Mix

Total: 61 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£427k£446k+4.4%30.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Woolwich StationElizabeth line line
10.7 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
7 min walk
Woolwich Arsenal DLR StationDLR
14 min walk
King George V DLR StationDLR
20 min walk
Gallions Reach DLR StationDLR
22 min walk
Cyprus DLR StationDLR
25 min walk
No bus stops within 400m

21

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge43 min ↑
Victoria59 min ↑
Waterloo54 min ↑
Canary Wharf ★33 min
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)86
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
469m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Oxleas Woodlands SSSI — 3.5 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield861.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

24 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Beckton · 2.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

158

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Princess Alice (594 m)

Nearest supermarketM&S Foodhall · 910 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

T. West Supermarket96 m
Tesco Express686 m

Nearby cafes

The Gunnery Cafe664 m
Corner Cafe1.0 km

Nearby restaurants

McDonald's489 m
Fusion556 m
Domino's648 m
Sushi & Piza Restaurant784 m

Nearby pubs

The Princess Alice594 m
O'Dowds844 m

Nearby gyms

7R Gym631 m
Royal Arsenal Gym727 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist99 m
First Care Pharmacy677 m
Royal Arsenal Pharmacy690 m

Nearby health

Heronsgate Medical Centre178 m
Royal Arsenal Medical Centre697 m
Food hygiene (5-star)57% of 46

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Investment

Investment grade, yield and market outlook

67

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

100/100

Velocity score

Future outlook

43.1

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,459m
Crossrail 2 route12,382m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,993 nationally

1,803

Est. population

15,549/km²

63%

Employed

40%

Degree educated

£43,800

Median income

9.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

30%
21%
25%
19%
Under 1830%
18–3421%
35–4925%
50–6419%
65+6%

Tenure

20%
31%
38%
Own outright9%
Own (mortgage)20%
Private rent31%
Social rent38%
Shared ownership2%
Rent free0%

Ethnicity

29%
15%
31%
White British29%
White Other15%
Asian10%
Black31%
Mixed12%
Other3%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine26%
No car household46%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent38%
Private rent31%

vs. London

Income vs London+4.3%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Borough approval rate
64%
Opportunity area
Thamesmead and Abbey Wood
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£8.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
544 homes · Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28
Pipeline pressure
NONE

Named schemes (500m)

Royal Artillery Quays THAMESMEAD AREA 8J, Royal Artillery Quays THAMESMEAD AREA 8J, PIER WAY, SE28544 homes
completed
LAND AT, LAND AT, BROADWATER ROAD, SE28228 homes
completed
Land off, Land off, Tom Cribb Road, Thamesmead, SE28217 homes
completed
GALLIONS REACH PH SITE OFF, GALLIONS REACH PH SITE OFF, WAREPOINT DRIVE, SE2824 homes
completed
35 EREBUS DRIVE, LONDON, SE28 0GB1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.9%
Ward turnout
30%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Nathan Baffour-AwuahLabour
Jahdia SpencerLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,000)

£9,250

Standard buyer

£500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE28 0PL

Full postcodeSE28 0PL
Postcode districtSE28
BoroughLondon Borough of Greenwich
WardWest Thamesmead
Latitude51.494894
Longitude0.082631
Parliamentary constituencyErith and Thamesmead
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey